Home Opens This weekend

If you're in the market to buy, make sure you're out this weekend as next weekend it's long weekend. ( Most owners will not have their property open ). Private inspections are always an options so if the house you like is not open, feel free to call the agent direct or email them an enquiry.

Happy house hunting and please feel free to contact me anytime if I can be of assitance on
0401 888 444 or through robin.ram@raywhite.com

Client uses broker and saves thousands of dollars!

Recently sold a lovely 5x2 home in Canning Vale. With multiple properties, the buyer needed some advice as to how best proceed in buying this property. As equity was not sufficient to borrow against, the Bank used by the buyer wanted a massive amount of money in Mortgage Insurance. With some light re-structuring, Andy Iriks from Loanmarket managed to save them thousands of dollars in insurance. The right advice can save you thousands of dollars and plenty of stress. Awesome job Andy.

In Summary

The process of selling your home can be daunting, sometimes stressful but hopefully one that will you get a result that you are happy with. The agent you hire will be working in your best interest and can hopefully make the experience memorable and successful in moving on the next step of your life. I love this career as helping sellers and buyers with such an important and memorable decision is both rewarding and enjoyable.

I wish you all the best in the process.

You are more than welcome to contact me on 0401 888 444 or through

robin.ram@raywhite.com

My house is not selling, what should I do?

Handle this area with care and don’t worry about bringing this question up early on with your agent. You need to be having a review of where you are and response every 2 weeks. This will enable you to get on top of any small problems or corrections you may need to address to maximise the window of opportunity.

There are always things you can do to take back control and generate more interest in your property.

Example : A home owner contacted me after having their home on the market for just over 3 months in Piara Waters. They were keen to get the property sold but had no offers from their agent and interest was starting to drop off. I sat down with the owner and explained how their property was being perceived by the buyers in the market place.

We worked out a strategy which made their property come across fresh and new online. We invested in some different marketing, discussed price and expectations and worked out a strategy to achieve this. 2 weeks later we had 2 offers from the market at good prices. The property sold 4 weeks later with the third offer

What happens with multiple offers?

As part of my volunteer work at REIWA Public Enquires line, I hear many calls from buyers who have submitted an offer on their home the same time or after another offer. There is large misconception of the rules of this so I would like to offer some clarification.

As agents we need to present offers to our owners as soon as practically possible. Sometimes the owner is away, unable to meet or instructs us not to present the offer till a later stage. When this occurs there is not much you can do as a buyer. Your options are to withdraw your offer or wait for the owner to respond.

Many people have the belief that if they put an offer in first, they get their presented before anyone else. This is only true if yours is the only offer. In a multiple offer situation, the owner will look at all the offers written at the same time and will pick one of the offers to accept or negotiate with.

If your offer is not favourable on price or conditions, you may get a phone call saying the owner has accepted something else. With this is mind, the price you need to give your agent is the best price you feel the home is worth. You may not get another chance with the property so put your best foot forward and offer the money you really feel the house is worth.

As a seller, you want the best offer for your property but you cannot counter offer all the offers and see who accepts first. They are all binding contracts and therefore you can only negotiate with one at a time. Pick the best offer and work with that but please remember that the buyer may have put their best offer in so be very careful in counter offering or you can potentially lose them.

Conjunctionals - When another agent has a buyer for your house

Throughout Canning Vale, Thornlie, Southern River, Piara Waters and Harrisdale, conjunctionals are common. This occurs when another agency in the area is working with a particular buyer who may be interested in your property you listed with another agency.

When this occurs, the agent will contact your agent and set up a viewing time. We pay the other agent with the buyer a percentage of our sale fee in order to help sell the property. As the other agent is being indirectly paid by you as the seller, they are legally obligated to work in your best interest.

Should the other agent be paid a fee by the buyer, they are working direct for this buyer and will negotiate and write conditions to the contract in favour of their client, the buyer. This is nothing to worry about though as your agent will be able to recommend any changes to make sure you are protected.

Now you have selected your agent - whats next?

What can you do with your property to maximise the price you receive from a buyer.

The premium price for your property comes from the emotional buyer. As agents, it’s our job to put the emotional buyer in situation/environment where they pay the best price and work with those emotions to keep them excited and happy about their purchase.

As an owner, the more the buyer falls in love with your property/home, the more they will pay.

So how do you do this?

Presentation !

Starts from street appeal right through to the back of the property. If you need ideas on how to best present your home, take a tour of a display home. The decorators do a great job of giving you feeling that you can just move right in. This is the feeling you want to create with the buyers walking into your home.

Some steps you can do

Spray your garden with liquid fertiliser. Its fast acting and cheap and can be purchased from any garden centre

Mow your lawn – neat and tidy for the home open

Get rid of weeds and place some new mulch if required on the garden beds

Clean entry of home and driveway. This needs to be clean and presentable for when buyers walk to your front door.

Declutter your property – This means dishes away, remove personal photos, take items off bench tops and tables. Remove as much of this as possible to create more space

Clean, clean, clean – A clean home gives the impression the home is well looked after and there is little to no work required. Polish sinks, fix leaks and repair cracks or damage to walls. Make sure the beds are made and the house has been aired and smells fresh. Maybe even buy a scented candle or buy a wall mounted air freshener. One of the first impressions buyers get when they walk into a property is odour.

If your carpets are dirty, it may pay to have them professionally cleaned prior to sale.

Open curtains and turn on lights- creates more space in your property

Decorate – If you have the time and money, some decorating items around the home does wonders in uplifting the overall appeal of the property. If you have too much furniture or it’s not in practical positions, consider removing this from the property prior to commencement of marketing. We want to create the impression of more space.

Enhancing emotional appeal by creating a comfortable atmosphere makes the property feel like a ‘home’ . To achieve this, some sellers play background music. Something calm and peaceful is always a preference. A fresh bunch of flowers in the home is always a nice touch if placed nicely. If it’s a hot day, make sure you have your air con on or on a cold day, the heater is going. If you have dogs make sure you take them with you. There are people who don’t feel comfortable with animals and won’t feel at ease with a dog in the back yard.

Lastly, don’t be present. A buyer will not be free to explore a property if they are feeling like they are being watched by the owner or tenant. They won’t be comfortable to have an open discussion with the agent or discuss objections in case they offend you.

You have selected your agent - what next?

What can you do with your property to maximise the price you receive from a buyer.

The premium price for your property comes from the emotional buyer. As agents, it’s our job to put the emotional buyer in situation/environment where they pay the best price and work with those emotions to keep them excited and happy about their purchase.

As an owner, the more the buyer falls in love with your property/home, the more they will pay.

So how do you do this?

Presentation !

Starts from street appeal right through to the back of the property. If you need ideas on how to best present your home, take a tour of a display home. The decorators do a great job of giving you feeling that you can just move right in. This is the feeling you want to create with the buyers walking into your home.

Some steps you can follow :

Spray your garden with liquid fertiliser. Its fast acting and cheap and can be purchased from any garden centre

Mow your lawn – neat and tidy for the home open

Get rid of weeds and place some new mulch if required on the garden beds

Clean entry of home and driveway. This needs to be clean and presentable for when buyers walk to your front door.

Declutter your property – This means dishes away, remove personal photos, take items off bench tops and tables. Remove as much of this as possible to create more space

Clean, clean, clean – A clean home gives the impression the home is well looked after and there is little to no work required. Polish sinks, fix leaks and repair cracks or damage to walls. Make sure the beds are made and the house has been aired and smells fresh. Maybe even buy a scented candle or buy a wall mounted air freshener. One of the first impressions buyers get when they walk into a property is odour.

If your carpets are dirty, it may pay to have them professionally cleaned prior to sale.

Open curtains and turn on lights- creates more space in your property

Decorate – If you have the time and money, some decorating items around the home does wonders in uplifting the overall appeal of the property. If you have too much furniture or it’s not in practical positions, consider removing this from the property prior to commencement of marketing. We want to create the impression of more space.

Enhancing emotional appeal by creating a comfortable atmosphere makes the property feel like a ‘home’ . To achieve this, some sellers play background music. Something calm and peaceful is always a preference. A fresh bunch of flowers in the home is always a nice touch if placed nicely. If it’s a hot day, make sure you have your air con on or on a cold day, the heater is going. If you have dogs make sure you take them with you. There are people who don’t feel comfortable with animals and won’t feel at ease with a dog in the back yard.

Lastly, don’t be present. A buyer will not be free to explore a property if they are feeling like they are being watched by the owner or tenant. They won’t be comfortable to have an open discussion with the agent or discuss objections in case they offend you.

Do I need a sign?

It’s recommended but not required. The agent will generally not know where the ultimate buyer from your home will come from so for the small investment of the signboard, it’s there 24hours a day. You have many potential buyers visiting family and friends every week in your street who may love to live the same area or location.

They are the passive buyers not actively looking in the paper but ready to make a decision should the right property show up. I have sold many homes to people wanting to live close by to family and only discovering how nice the area is after visiting someone who has just moved to that suburb.

In Canning Vale, Harrisdale, Southern River, and Piara Waters there are buyers who are always looking for the right house to show up in the estate they want to live in. As these suburbs are huge and finding a suitable house online when the estate is not mentioned is very hard.

An example : I recently sold a home in Brooklyn Greens, Canning Vale. The buyer for this property had been looking for a home for just under 1 year and really wanted to live in this popular estate. Driving the area on a regular basis they noticed the sign board as soon as it came up and contacted me. They bought this home just afterwards.

There are many ways to sell a home and this is a tool at our disposal. It’s your choice as owner if you see value in this or want one.

Can I stay home for viewings?

Please don’t stay home when we have buyers coming through your property. We want to create a comfortable environment and have honest discussions with the buyers and this is extremely hard if you are sitting on the lounge or in the back yard having a drink. Buyers are generally very nice and will not want to feel like they are intruding on your time.

They will also not discuss any objections with us about the home as they don’t want you hear them. If they feel uncomfortable with walking through your home, they will most likely associate that feeling to the property and loose interest quickly. Viewings normally take 10-15 minutes, a great chance to have walk around the block or head out to the shops quickly.

Should I do home opens?

Tough question as many agents have differing opinions of them. You can sell a home with or without home opens but in my opinion, it’s a must.. Throughout Canning Vale and Thornlie areas they are extremely common and buyers have come to expect to see homes on a weekend.

Genuine buyers will almost always call or email if no open is scheduled but you also want the passive buyer who has the money or desire to buy but is just waiting for the right house. Like stated in other articles on this website, it’s our job to obtain the highest price for your property.

We cannot assume that the highest buyer will be the one that will call up and book a viewing. More buyers gives more competition and therefore a higher price. A private viewing will make it hard for the agent to create a sense of urgency around your property and maximise price.

I have seen many agents advertise times as 2pm Sharp etc. These are just as effective as home opens but you do upset a few buyers. Week day evening viewings can also be arranged if weekends are no good for you.

Should your property be rented, please keep in mind that the process of selling a home is inconvenient to tenants and we still need to respect their enjoyment of the property. Negotiating with the tenant up front is always a good idea as an upset tenant can make our job very difficult.

How much communication should I be getting from my agent?

Communication is the key to this career for us. We communicate information about your house to the market, we communicate with buyers and sellers and every other person involved in the process. The better the lines of communication, the better the experience and understanding for all parties involved.

As a standard, you need to be receiving at least 3 forms of communication a week from your agent.
One after the home open so can know how many buyers you have had through your home, one during the week with feedback from those buyers and another to confirm the following home open. Written reports will assist you in your understanding of what is happening with response to your property and what you can do to assist in the sale.

Something this may highlight is that your home may be priced too high or there is something you can fix to enhance the saleability.

My written reports normally include a summary of the market, home open feedback and any recommendations I can make to assist in the process.

When you have all the information at hand when an offer comes in, you will be able to make an educated decision on how to respond. This is crucial in responding correctly and not missing out on a sale by counter offering too high or not accepting a good offer when it comes in.

What is the quickest way to sell my home?

REIWA (Real Estate Institute of Western Austraila) have released figures highlighting that the lowest time on market for a property is by Auction. This term normally scares many buyers and likewise many inexperienced agents. If an auction is done well, you property has success rate of around 70-80% in the first 60 days.

An auction’s success is not determined by the auction day and if your property sells under the hammer. Not every buyer can purchase at auction so we have interest normally waiting for just after the auction should the property “pass in”. For a full summary of Auctions, please see the article on this website. The reasons auctions work very well is due to a few major points.

• There is no price, therefore we see more buyers
• There is an end date to the process, buyers need to have made their decision
• Competition pushes up price
• More exposure to market

If auctions aren’t your preferred method, you can create the similar experience without the public show. Expressions of Interest – (EOI) or Price on Application (POA) can also generate more viewings but needs to be handled correctly by the agent. Buyers want a price expectation and if your agent is not helpful with providing proof of sales or generating feedback from those buyers without upsetting them, they may just leave assuming the owners want too much for the property.

The last method, should you wish to go normal sale with a price, is to invest a bit more money in marketing providing more exposure for your house.

Be sure to discuss your options with your agent and pick the method that suits your needs.

How long do I sign up for?

Industry standard is around 90 days or 3 months. Some agents ask for 6 months or more but even 3 months with the wrong agent is a long time. The window of opportunity you have to get the best price from the market is 0-8 weeks. If you have some hesitations about your agent you have every right to ask them to sign up for as little or as long as you feel comfortable with.

Why not try a 1 month agreement and if they are performing and giving the service they told you they would, you can always extend them for another month or two. This way you have security that you can always go to another agent should your current agent lose interest or stop communicating with you

Why do I need to pay for marketing?

You want the best price from your property and you want to be able to look back at this transaction and know you achieved the right result from the market. More marketing means more buyers, therefore more competition and therefore a better price. Around 70% of the buyers in a market place come from the same postcode or and adjoining postcode. 30% of the buyers therefore come from out of the area.

How will your agent reach local buyers? how will they target out of area buyers? This 30% chance your home will sell to someone who doesn’t know your area or home cannot be overlooked as this buyer may come from a different market place or might be thinking a more expensive suburb but happy to pay more for your home as it has everything they want. You want the certainty that when you take an offer on your property, you know that your property has been exposed to every single potential buyer and you can take that offer with confidence that there are no other buyers/offers.

The reason you are now charged for marketing and not 10 years ago is mainly due to the increase in cost to sell properties. Major websites are now charging agents significantly to be online and combined with increased costs in print media and other forms, the agents can no longer cover this much expenditure. As agents we also have not control of your personal circumstances. Our time and energy are free till we get a sale. Should we spend $1000 marketing your property and you change your mind or have a change in circumstances and withdraw your property from the market, we are left with a bill for doing our best for you but the change for you leaves us with a bill. There are little or no agents who can afford to do this on a regular basis. Most businesses in your area, even large ones franchises like Ray White are all privately owned small businesses generally operated by people living in your area.

The cost of advertising could be anywhere between $500 for a basic internet campaign up to $5000 or more for mulit million dollar properties. Agents are not allowed to make money from VPA (vendor paid advertising) so you will be invoiced exactly according to what has been spent. The amount you agree on in your selling agreement is the max that can be charged. If your home is sold without any marketing, you should not have to pay a fee. Should the agent spend $2500 but you only agreed for $1500, this is all you will be charged.

Why a well trained Agent will secure you a better price

Training can never be over rated and almost all the great people in any field are always in a constant state of learning. “When your green you grow and when you’re ripe you rot” this expression is often heard in real estate and can be applied to many fields. I come across many agents who feel they know it all and stop training and striving to get better. There is always something that can be improved or some new way of working more effectively. With the massive change of technology recently, it’s now more important than ever to make sure we can keep up to date with improvement and tools buyers and sellers are using.

Our ability as agents to handle and overcome buyer objections is extremely important part of selling homes. Many objections are buying signs and when dealt with appropriately, can get you a sale much faster.

I’m lucky to be part of large company that offers regular and on-going training. I am continually kept up to date on what works for buyers and sellers around the country and how we can enhance our ability to provide a service for the community. Hitting 400 buyers in 15 minutes of a new home coming to the market is extremely powerful and can only be done if the business has systems in place, the team is well trained and the technology is there to be utilized.

Consumer protection makes sure all agents are involved in compulsory training in Western Australia and to retain our registration to sell, we need to complete mandatory training session. These have improved knowledge of agents but it’s the agents who spend some of their personal time and money learning how to get better that you need to find. A well trained agent can overcome objections, negotiate more firmly on your behalf and can protect your interests in conditions and clauses to the contract.

What fee should I expect to pay?

You want the highest price for your property which means you want the highest dollar value in your hand at the end of the process. This is your net return from the property when you take off agent fees, marketing and the separate fee from a settlement agent/solicitor.

To achieve this, most sellers are tempted to select the cheapest agent with the lowest marketing budget. This can be a huge mistake. Agents who cannot offer anything of value or a proven strategy that achieves results often go to a cheap fee to obtain the business. These agents also have no skill in explaining on the importance of marketing and the reasons they are worth the industry standard fee.

A good way to test an agent on how they handle important questions is one I hear commonly at home opens every week.  - How much do you think the owner will take? You would be surprised at how many agents freely give away your price in order to get an offer and a sale. Should your home be listed at $500,000, but you would look at anything over $470,000 and the agent gives this away, the saving of a few thousand dollars in fee can results in 10s of thousands of dollars less in your hand. These low fee agents often have little or no negotiation skills and offer little or no service and communication.

A professional real estate agent will be able to demonstrate value for the fee they are going to be paid.  Please note that mulit million dollar homes have a lower percentage as the fees are generally on a sliding scale.  Real estate fees are de-regulated therefore negotiable and if it comes down to it, an agent may agree to drop their fee slightly when you actually receive offers and know how much you will have in your hand after taking an offer. The time negotiate should really be at time of sale when you have seen the level of service, communication and results the agent has achieved for you. It’s unfortunate that the time most people negotiate is at the start. Some people like the idea of a percentage fee as they think that the agent will work harder as the more they achieve, the higher their fee will be. This does motivate some agents but a long term agent will be just as happy to know that they achieved the best price from the market and will hopefully have a client for life who will also refer family and friends to them. Some other things to consider and maybe ask your agent is:

What questions will you ask when writing up the offer? Will they spend an extra 20 mins with the buyer after writing up the offer trying to get them up in price or are they more interested in just getting you your price?

How will the clauses be written to protect you? A vague clause can cost you a great deal of money in the future and leave the buyer in a situation where they can walk away leaving you to have to take your property back to market and find another buyer.

Will you be able to look back at this transaction in ten years and feel comfortable you got the absolute best price from the current market? Hire a cheaper agent that takes short cuts and you will never know for sure….

What is my Real Estate Agents Strategy to sell my home?

Selling homes around Canning Vale and surrounding suburbs, it amazes me how many times houses stay on the market for extended periods of time. This is either a lack of strategy on the part of the agent or an owner who may not have researched price correctly before taking the property to the market.  Our job as agent is to maximise the price you receive from the market. We can’t create prices, just enhance them. The strategy used by the real estate agent will assist you in obtaining a better price for your house.

Quick tip: Putting your house up for sale, advertising and waiting for the right buyer to walk through is not a strategy. Make sure your agent explains their strategy to you and you can understand and see how that would work and be beneficial for you.

The difference between a strategy from commencement of marketing or the hit and miss method of just listing for sale and waiting to see what happens can mean thousands of dollars in your pocket. This very important piece to the pie is another key factor when appointing an agent.

What strategies have they employed lately?

How did they sell their last few properties?

After the 6 week window of opportunity has passed and if your house is not sold, what strategy will they utilize to keep interest in the property?

How close will the agents appraisal price be to the end sale price?

I would like to start this article with a statement that as real estate sales people, we market, negotiate and facilitate the sale. We cannot create a price for a property. When asked to appraise a property, it’s generally a tough task. Unless your property is exactly the same as one that sold recently, it will vary.

Factors that affect price are

• Presentation
• Time on market
• Interest level
• Emotional appeal
• Urgency

A home sitting on the market for 6 months will not achieve the same price as one sold within the window of 4-6 weeks.

A number of those factors can be enhanced by yourself. Your agents’ part in the process is to enhance the decision making and optimise the price from the ultimate buyer for your property. This is done with effective marketing, negotiating and the right strategy.

Having sold for many years, I am continually surprised the prices some people pay for homes. With all the boxes ticked and the right agent, lets hope you get  a price for the market you are happy to accept.

The Appraisal

Take your agent for a ‘tour’ of your  home and make sure you point out all the features. They need to be making a list of what your property offers so they can refer to this later when marketing your property.

Some agents will give you a price on the same time where others will prefer to do some research and get back to you. I personally do my figures in writing unless the owner wants to place their property for sale with me immediately. Then we discuss local sales, properties for sale and a method to achieve the best price from the market.

When receiving your estimate/submissions from the agent, they generally include the CMA (comparative market analysis ) together with promotional material from their company. You can view this as kind of a resume where you can see how professional the company is with their material, how relevant the sales figures are and even for errors or mistakes in the submission book.

On your second appointment with the agent in going through the submission, you can ask them the more difficult questions. It will work to see this process as a job interview where you are looking to employ a person to do a job for you. Have your questions ready and be prepared.  An example of some questions you may like to consider asking your agent are as follows.

• How long have you been in real estate? Starting at 18 and looking like I was 14, I had this question asked almost every time. As my years grew, I slowly started gaining more and more experience. I was competing against much older but fair less experienced. In this career, people often commence at a later stage and even though they look like they have been in real estate for a long time, they may be very new.  I would like to mention here that sometimes new agents work harder than more experience agents who have been selling for many years and may have lost some of their passion and enthusiasm for the job.
• What strategy will you be using for selling my home? Having been selling for 10 years and talking with many home owners and agents, it’s scary that some agents just don’t have a strategy. When selling your property, you want an agent with a plan that works.  
• What marketing will you be doing for my property? Make sure your property is well exposed. Better marketing means more buyers which results in more competition which pushes up your price.
• Can I see what marketing to expect? You want this so you can see the quality of the marketing. You go to some much time and effort in presenting your home, a poor quality photo or bad brochures diminish the emotional appeal for a property.
• Where are you getting sales from? As a seller, you want to make sure that the agent is advertising well on the places and areas that count.
• Do you have a buyer database? Most offices should have a database of buyers that they can send your home too. If its online, why not ask for a demo?
• How much is your fee? You want to make sure they are not too cheap or too expensive. You are looking for value and service that gets results.
• How much advertising money do I need to contribute?
• What communication can I expect from you over the sale process?
• How long is your selling agent agreement?

Contacting an Agent

All Real Estate Agents in Perth offer free market appraisals so you don’t need to wait till you get a flyer in your letter box. Selecting a company can be tough as many suburbs offer 6-10 different companies that can service your area.

Recommendations from family and friends that have sold in the area are always good but as long as they are recent. Some agents have personal circumstances change and they are not as efficient and hard working as they may have once been.

When contacting a local office, the next representative on the list will receive your enquiry unless you specifically ask for an agent by name. This is kind of the luck of the draw method and hope that the agent they send out will be effective. I generally recommend people go out on the weekend and start attending some home opens. Here you will meet local agents directly and get a feel for how they operate at a home open, interact with buyers walking through and follow up your attendance. You may want to let them you are keeping an eye on the market or looking to purchase but have only just started your search. Providing a name and number will allow you to see how efficient this agent is in following up attendance from the home open. You want a hard working agent who follows up every potential buyer that views your property. Attending 6-8 home opens in the area will short list the companies and representatives you feel comfortable with and offer the communication and service you would like for your property when it comes for sale.

If the agent leaves you unattended at the home open, doesn’t ask you questions and doesn’t follow up, how effective will this person be in looking after your sale and providing you with the information you need to know like

How many people through my home today?

What did they think?

Is there anything the buyers didn’t like that we may be able to change?

What was every buyer’s opinion on price?

When you get an offer, you are only going to be able to decide if this is a fair, low or good price from the market if you know what everybody else has thought after coming through. Without this information, you cannot make an educated decision. This is where an agent who communicates well and provides written reports is of huge value to you.

Once you have shortlisted 2-4 agents you like and were efficient, you need to contact them and book a time to have them attend the home. Calling them on the mobile and just leaving name and number and no reason for the call will be another test as to how quick they return your phone call. In this era of instant not being fast enough, a buyer left waiting for a day or two before a phone call back may move on to another home.

So how much is my home worth?

Most home owners tend to start the process by keeping an eye out on what has sold in their area. This can now be done easily with a few clicks of a button online or even see what is currently selling by looking at the new apps from the major website providers.

Some companies are now providing reports can you purchase directly so you know exactly what has sold, when and for how much.

Large websites often publicise sales figures giving a good indication on what may be able to expect for your home.

Generally speaking, you need to look at sales figures within the last 3 – 6 months if possible. Any older and the sale price will reflect differing market conditions and potentially a higher or lower price than may be achieved at the moment.

Every now and then, you will find a property that shows up much higher or lower than the other sales would indicate. Please keep in mind that some houses sell without ever coming to the market. There may be a relationship change and one party buys out the other, family member purchase or even a sale from a person to company they own. Emotional buyers also pay a premium for a home they love so often these will be reflected in the sale price.

Your local agent should be able to provide you with a CMA (comparative market analysis) of what is currently for sale and what has sold within a 500m radius of your home.

When comparing your property to what is for sale, please keep in mind that an overpriced property that has been on the market for some time, is not a reflection of market value. Should you decide to view this home at a open for inspection time and find your home is better presented and offers more, don’t be tempted to price your home higher than this already inflated price and have the same problem. You only have one chance to make a first impression on the market and you need the price to be as accurate as possible. Much better to price accurately and get a sale before the other property than to just sit on the market and watch the interest in your property diminish as the eventual sale price lowers and lowers.

Most sellers will do their own private research to get an indication on what they feel they might achieve before contacting a local agent but it’s not a must. To make sure you have a fair indication on price, contact 3 agents in your area that are active and getting results.

Another option, often used in legal matters, it a sworn valuation. These can cost between $ 500 – $800 dollars so make sure you shop around.

Welcome

Good Afternoon/Morning

Welcome to my blogger page. I have created this in order to get out more information to the market place. As an agent covering Canning Vale, Southern River, Thornlie, Huntingdale, Harrisdale & Piara Waters, there are often interesting events, changes and stories I can provide that can help people looking at buying or selling in these suburbs. Based at a local office in Canning Vale, I am only a short drive or phone call away should I be able to be of assistance.

I have already created an online ebook that I will publish here to assist in making the information more freely available.

As always, I can be reached on the following
Email : robin.ram@raywhite.com
Mobile : 0401 888 444
Facebook : www.facebook.com.au/robinramperth
Twitter : @robinramperth
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I look forward to speaking with you.